98 Jalan Tembusu 438671, Katong, Central Region, Singapore
$4,028,000































Great environment. Ample of food, activities and short drive to CBD. Tembusu Grand is a property that offers a luxurious lifestyle in a prime location, where you can experience the epitome of modern living. Look no further than Tembusu Grand offers unparalleled convenience & accessibility. The property is situated near reputable schools such as Tanjong Katong Primary School, Haig Girl's School, Kong Hwa School, Tao Nan School, Dunman High School, Chung Cheng High School, Tanjong Katong Girls' School & Victoria Junior College, making it an ideal home for families with children. Well-connected to major expressways such as the ECP, PIE and KPE, making it easy to travel to & from any part of Singapore. Short drive to the CBD, Marina Bay, Singapore Sports Hub & Changi Airport, or explore the nearby shopping & food centers, including I12 Katong, Parkway Parade, Old Airport Road Food Centre & Dunman Food Centre. Recreational amenities, Tembusu Grand has got you covered. Enjoy a wide range of activities at the Chinese Swimming Club, Marine Parade Community Club, East Coast Park & Singapore Sports Hub. There are also several supermarkets nearby, including Fairprice Finest, Giant, Market Place & Cold Storage, providing you with everything you need for your daily needs. With its convenient location, easy accessibility & proximity to various amenities, this property is ideal for families who crave comfort & convenience. Take advantage of this great offer & make the most of your property owning experience with Tembusu Grand. Don’t wait; this opportunity will not last long. Call ChengFa at 8784XXXX for non obligation discussion. * Photos for illustration only. * All floor areas indicated are inclusive of AC ledge, Balcony & Strata Void where applicable. * All floor areas are estimate only & subject to final survey. * All floor plans are subject to changes as may be required or approved by the relevant authorities. * Prices subject to change at developer's discretion. https://tembusugrand.cfproperty.properties/
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
13
Average Price
S1.6M
Total Value
S20.2M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 601 URA transactions · 6 outliers removed (IQR)
Fair Value
S$4.24M
S$2,476 psf
Asking Price
S$4.03M
S$2,354 psf
vs Market
-4.9%
vs Last Done
-2.3%
Tenure
101 yrs
99-year Leasehold · Balance remaining
Confidence
High
601 comps
Nearest MRT
Dakota
962m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
601 comparable transactions
S$2,452
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,476
Recent Comparable Transactions
10 shown · 601 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | JALAN TEMBUSU Floor 06-10 | 1,711sqft | S$4,124,000 | ▼S$2,410 -2.7% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | JALAN TEMBUSU Floor 06-10 | 1,711sqft | S$4,124,000 | ▼S$2,410 -2.7% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | JALAN TEMBUSU Floor 06-10 | 1,711sqft | S$4,124,000 | ▼S$2,410 -2.7% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | JALAN TEMBUSU Floor 06-10 | 1,711sqft | S$4,100,000 | ▼S$2,396 -3.2% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | JALAN TEMBUSU Floor 06-10 | 1,711sqft | S$4,136,000 | ▼S$2,417 -2.4% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | JALAN TEMBUSU Floor 01-05 | 1,711sqft | S$4,052,000 | ▼S$2,368 -4.4% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | JALAN TEMBUSU Floor 06-10 | 1,711sqft | S$4,136,000 | ▼S$2,417 -2.4% vs FV | 99 yrs lease commencing from 2022 |
Jul 2025 | JALAN TEMBUSU Floor 01-05 | 1,711sqft | S$4,076,000 | ▼S$2,382 -3.8% vs FV | 99 yrs lease commencing from 2022 |
Jul 2025 | JALAN TEMBUSU Floor 16-20 | 527sqft | S$1,412,000 | ▲S$2,677 +8.1% vs FV | 99 yrs lease commencing from 2022 |
Jun 2025 | JALAN TEMBUSU Floor 06-10 | 1,711sqft | S$4,088,000 | ▼S$2,389 -3.5% vs FV | 99 yrs lease commencing from 2022 |
Jun 2025 | JALAN TEMBUSU Floor 11-15 | 1,711sqft | S$4,148,000 | ▼S$2,424 -2.1% vs FV | 99 yrs lease commencing from 2022 |
JALAN TEMBUSU
Aug 2025 · Floor 06-10
-2.7% vs FV
JALAN TEMBUSU
Aug 2025 · Floor 06-10
-2.7% vs FV
JALAN TEMBUSU
Aug 2025 · Floor 06-10
-2.7% vs FV
JALAN TEMBUSU
Aug 2025 · Floor 06-10
-3.2% vs FV
JALAN TEMBUSU
Aug 2025 · Floor 06-10
-2.4% vs FV
JALAN TEMBUSU
Aug 2025 · Floor 01-05
-4.4% vs FV
JALAN TEMBUSU
Aug 2025 · Floor 06-10
-2.4% vs FV
JALAN TEMBUSU
Jul 2025 · Floor 01-05
-3.8% vs FV
JALAN TEMBUSU
Jul 2025 · Floor 16-20
+8.1% vs FV
JALAN TEMBUSU
Jun 2025 · Floor 06-10
-3.5% vs FV
JALAN TEMBUSU
Jun 2025 · Floor 11-15
-2.1% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.